HomeMy WebLinkAbout20672 - RESOLUTIONS - 7/16/2003 RESOLUTION NO. 21D672 '
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA,APPROVING CASE NO 5.0934-IPD-281, SUBJECT
TO THE CONDITIONS STATED, FOR PLANNED DEVELOPMENT
DISTRICT 281 IN-LIEU OF A CHANGE OF ZONE FOR THE
CONSTRUCTION OF 85 TRANSITIONAL HOUSING UNITS AND
A 31,422 SQUARE FOOT FAMILY CARE CENTER FOR THE
PROPERTY LOCATED AT THE SOUTHWEST CORNER OF
SUNRISE WAY AND VISTA CHINO, ZONE P AND R-2, SECTION
11.
WHEREAS, Desert Aids Project has filed an application for Case No. 5.0934 - PD-281 for the
construction of 85 transitional housing units and a 31,422 square foot Family Care Center, Zone
R-2 and P, Section 11; and
WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs
to consider Case No. 5.0934 - PD-281, was given in accordance with applicable law; and
WHEREAS, on June 25, 2003, a public hearing on the application for Case 5.0934-PD-281 was
held by the Planning Commission in accordance with applicable law; and
WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to consider '
Case No. 5.0934 - PD-281, was given in accordance with applicable law; and
WHEREAS, on July 16, 2003, a public hearing on the application for Case 5.0934 - PD-281 was
held by the City Council in accordance with applicable law; and
WHEREAS, the proposed project is considered a"project" pursuant to the terms of the California
Environmental Quality Act("CEQA"),and an Environmental Assessment has been prepared for this
project and has been distributed for public review and comment in accordance with CEQA; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented
in connection with the meeting on the Project, including but not limited to the staff report, all
environmental data including the environmental assessment prepared forthe project.and all written
and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds that the current environmental
assessment for Case No. 5.0934-PD-281 adequately addresses the general
environmental setting of the proposed Project,its significant environmental impacts,
and the mitigation measures related to each significant environmental effectforthe
proposed project. The City Council further finds that with the incorporation of
proposed mitigation measures, potentially significant environmental impacts
resulting from this project will be reduced to a level of insignificance and therefore
recommends adoption of a Mitigated Negative Declaration for the project.
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Section 2: Pursuant to Section 94.03.00 of the Zoning Ordinance, the City Council finds that
with the incorporation of those conditions attached in Exhibit A:
a. The use applied for at the location set forth in the application is properly one for which a
Planned Development District is authorized by the City's Zoning Ordinance.
The PD in-lieu of a change of zone may approved by the City Council where a zone change
appears valid for specific uses proposed by an applicant and where the applicant agrees
to comply with all conditions imposed on the project. Planned Development District 281 in-
lieu of a change of zone is being applied for in this case in order to reconcile the split
zoning, the mix of uses proposed for the subject property, and to allow residential uses on
property zoned for professional offices. The PD will also allow flexibility in property
development standards, if needed, so staff may impose additional conditions and the
applicant can be more responsive to the concerns of neighbouring property owners.At this
time, the applicant is not proposing any modifications to the property development
standards.
The target population for the housing is directly related to the project financing and land
acquisition/donation. McCormack Baron Salazar,the developer of the transitional housing,
is bound by multiple agreements that must be signed with the California Tax Credit
Allocation Committee (TCAC), City of Palm Springs, County of Riverside, and Desert
Healthcare District. If the developer reneges on the agreements, they would be open to
lawsuits and also be disqualified from applying for anyfurther tax credits. The agreements
will clearly state the transitional housing is for individuals living with HIV/AIDS. In addition,
because the housing targets a special needs group, social services specifically tailored to
individuals living with HIV/AIDS must also be provided. In this case, the housing,will be
closely related with the services provided by the Desert Aids Project. If a cure for HIV/AIDS
is found in the future and the demand for the housing is reduced, the housing would not
potentially be approved as a senior project. The change must still be approved by TCAC
and the income limitations on individuals living in the project will remain the same. The
target population for the housing would also be specified in a Disposition and Development
Agreement signed with the City of Palm Springs. Any changes in the special needs client
population will need to be approved by the City through the process for a revised Planned
Development District and amendment to the Disposition and Development Agreement.
b. The use is necessary or desirable for the development of the community, is inharmonywith
the various elements or objectives of the General Plan, and is not detrimental to existing
uses or to future uses specifically permitted in the zone in which the proposed use is to be
located.
The proposed transitional housing and family care center are consistent with the intended
land use for this area. The transitional housing has been designed to comply with all
property development standards of the R-2 zone and has a maximum building height of 24
feet. The family care center is for the exclusive use of the Riverside County Department
of Health Services and is limited to a maximum height of 30 feet. Both components have
been designed to integrate into the surrounding neighbourhood and to comply with the
property development standards of the R-2 and P zones. Surrounding land uses include a
neighbourhood shopping center and single family residential to the north, a community
shopping center,montessori school,pre-school,and multi-family residential to the east,and
partially vacant office professional, multi-family, and single family residential to the south.
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In order to ensure that the transitional housing and family care center are not detrimental '
to existing orfuture uses, case managers staffing both uses must be fully qualified(i.e.four
year degree) and trained in crisis intervention. The developer is required to provide a
security plan for the project to be jointly reviewed by the Police and Planning Departments.
The Police Department will monitor calls for police service and if documented concerns are
found regarding the project, conditions may be modified by the Planning Commission and
a recommendation may be made to City Council for the modification or elimination of
certain uses.
c. The site is adequate in size and shape to accommodate said use, including yards,
setbacks, walls or fences, landscaping, and other features required in order to adjust said
use to those existing or permitted future uses of land in the neighborhood.
The proposed use of the land for mixed residential/professional uses is also being
facilitated through the General Plan Amendment process to redesignate a 4.5 acre portion
of land abutting Vista Chino from P to MI5. The development of the site is consistent with
the type of uses and buildings expected for the zoning classifications that exist on the
property. The proposed housing and medical services would complement the existing
services on the site. The proposed housing will have a maximum height of 24 feet and will
have no balconies facing south in order to protect the privacy of surrounding residential
uses. The units have a setback of 25 feet from Vista Chino and are located a minimum of
15 feet from the west property line, which has an existing driveway on the other side. The
proposed units are a minimum of 62 feet from the closest residential uses at the Vista Del
Monte senior housing development,which is single story, and approximately 490 feet from '
the south property line adjacent to the Ranch Club condominiums. Balconies facing the
interior court yards and north side of the project will be considered, and reviewed with final
development plans, in order to increase the livability of the units. The proposed setbacks
and building height meet or exceed the development standards of the underlying R-2 zone.
The PD in-lieu of a change of zone is the appropriate mechanism for this project because
of the flexibility allowed in standards and the high degree of land use and design control
inherent in the creation of a Planned Development.
d. That the site for the proposed use relates to streets and highways properly designed and
improved to carry the type and quantity of traffic to be generated by the proposed use.
Access to the project will be from one driveway on Vista Chino and two driveways on
Sunrise Way. Existing improvements consist of vertical curb and gutter and a four lane
divided, striped roadway on Sunrise Way and a vertical curb and gutter and four lane
divided, striped roadway on Vista Chino. Both Vista Chino and Sunrise Way have been
improved to major thoroughfare standards. The existing driveway approach located west
of the southwest corner of the intersection of East Vista Chino Road and North Sunrise
Way will be removed and closed off to eliminate vehicular access onto East Vista Chino
Road, per Engineering condition #9.
e. That the conditions to be imposed and shown on the approved site plan are deemed
necessary to protect the public health, safety, and general welfare and may include minor
modifications of the zone's property development standards. '
All proposed conditions of approval are necessary to ensure public health and safety
including, but not limited to, the application of the Uniform Building Code Seismic Safety
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' Standards, Palm Springs Municipal Code, and the City of Palm Springs Fugitive Dust
Control Ordinance.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council orders
filing of a Mitigated Negative Declaration including the Mitigation Monitoring Program and approves
Case 5.0934-PD-281, subject to those conditions set forth in the attached Exhibit A, which are to
be satisfied prior to issuance of a Certificate of Occupancy unless otherwise specified.
ADOPTED this 16th day of July , 2003.
AYES: Members Mills, Oden, Reller-Spurgin and Mayor Kleindienst
NOES: None
ABSENT: Member Hodges - Excused
ABSTAIN: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
City Clerk City Manager
Reviewed and Approved as to Form: 102C
A
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EXHIBIT A ,
Case No. 5.0934 - PD-281
Southwest corner of Sunrise Way and Vista Chino Drive
July 16, 2003
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed (below shall be completed to the
satisfaction of the City Engineer, the Director of Planning and Zoning, the Chief of Police, the Fire
Chief or their designee, depending on which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form approved
by the City Attorney.
PROJECT SPECIFIC CONDITIONS
1. The proposed development of the premises shall conform to all applicable regulations of
the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances
and resolutions which supplement the zoning district regulations.
1 a. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, '
officers, and employees from any claim, action, or proceeding against the City of Palm
Springs or its agents, officers or employees to attach, set aside, void or annul, an approval
of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers
concerning Case 5.0934 - PD-281. The City of Palm Springs will promptly notify the
applicant of any such claim, action, or proceeding against the City of Palm Springs and the
applicant will either undertake defense of the matter and pay the City's associated legal
costs or will advance funds to pay for defense of the master by the City Attorney. If the City
of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding
or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible
to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the
foregoing, the City retains the right to settle or abandon the matter without the applicant's
consent but should it do so, the City shall waive the indemnification herein, except, the
City's decision to settle or abandon a matter following an adverse judgement or failure to
appeal, shall not cause a waiver of the indemnification rights herein.
2. That the property owner(s) and successors and assignees in interest shall maintain and
repair the improvements including and without limitation sidewalks, bikeways, parking
areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto private
property, in a first class condition, free from waste and debris, and in accordance with all
applicable law, rules, ordinances and regulations of all federal, state, and local bodies and
agencies having jurisdiction at the property owner's sole expense. This condition shall be
included in the recorded covenant agreement for the property if required by the City.
3. The mitigation measures of the environmental assessment and mitigation monitoring '
program as approved as conditions of approval, dated June 25, 2003, shall apply. The
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' applicant shall submit a signed agreement that the mitigation measures outlined as part of
the negative declaration will be included in the plans prior to City Council consideration of
the environmental assessment. Mitigation measures are as follows:
a. The proposed project will comply with the provisions of Chapter 8.50 of the Palm
Springs Municipal Code that establishes minimum requirements for construction
activities to reduce dust and PM10 emissions.
b. The applicant shall prepare a PM-10 plan for review and approval by the City of
Palm Springs prior to the commencement of grading activities. The plan may
include, but is not limited to the following strategies: suspension of grading
operations when winds exceed 25 mph, application of sufficient water prior to
initiating any earth movement, site watering, installation of site fencing surrounding
disturbed areas, use of chemical dust suppressants, and any other measures
deemed necessary by the City Engineer.
C. Prior to any ground disturbing activity, including cleaning and grubbing, installation
of utilities or any construction related excavation,as Archeologist qualifies according
tot eh Secretary of the Interior's standards and Guidelines, shall be employed to
survey the area for the presence of cultural resources identifiable on the ground
surface.
d. Given that portions of the site are within an alluvial formation, the possibility of
buried resources is increased. A Native American monitor shall be present during
all ground disturbing activities and that, should buried deposits be encountered ,
that the Monitor have the authority to halt destructive construction and that the
monitor notify a Qualified Archeologist to investigate, and if necessary, prepare a
mitigation plan for submission to the State Historic Preservation Officer and the
Agua Caliente Cultural Resource Coordinator for approval.
e. One copy of the cultural resource documentation generated in connection with the
project, including reports of investigations, record search results and site
records/updates shall be forwarded to the Tribal Planning, Building and Engineering
Department.
f. A Soils Study investigating the unique characteristics of the soils on the property
shall be completed and used as the basis for designing the building foundations and
other structural needs.
g. The buildings erected on the site shall comply with the Uniform Building Code
including any locally adopted provisions relative to ground shaking.
h. Provision of on-site retention of the incremental increase in storm waters over
existing conditions.
i. Payment of Drainage Fees for the currently vacant portion of the site as established
by City Council Resolution.
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j. The General Plan Map shall be amended to redesignate approximately 4.5 acres '
of land from Professional(P)to Medium Density(Residential 12-15 units/acre(MI5)
prior to approval of the proposed Planned Development District.
k. The construction plans for the residential component of the project shall
demonstrate compliance with Title 24 of State law.
I. A security plan shall be jointly reviewed and approved by the Police Department and
Planning and Zoning Department as part of the; Final Development Plans for the
Family Care Center. Such a plan may consider the following measures:
i. A 6 foot high masonry wall shall be erected on the south and west property
lines where the property abuts professional and residential uses.
In addition, the north perimeter wall of the Colony of El Mirador may be
increased by 8, 16, or 24 inches to a maximum of 8 feet, if the homeowners
deem it necessary in order to address health and safety concerns.
ii. The retention area shown on the site plan between the southerly property
line and the parking areas shall be further fenced off to preclude any active
use of that portion of the site other than for maintenance purposes.
iii. Security lighting and cameras shall be installed pursuant to a plan approved
by the Police and Planning and Zoning Departments with any lighting '
fixtures designed to preclude viewing of the light source by any adjacent
residential property.
iv. On-site security staff shall be present during operating hours and for at least
one hour after closing.
M. The Police Department shall monitor calls for police service and additional security
measure's may be imposed if deemed necessary by the Police Chief and approved
by the City Manager.
n. If, after review, documented concerns are found regarding the project,the Planning
Commission shall hold a public hearing and may add or modify conditions of
approval and may recommend to the City Council that certain uses, be modified,
relocated or eliminated.
o. The existing driveway located on the east side of the Desert Aids Project building
shall be modified to eliminate vehicular access to Vista Chino.
P. A new drive opening on Sunrise Way, approximately 150 feet south of Vista Chino
shall be added to provide patient and handicapped drop-off at the Sunrise entrance.
q. Lighting, per the Zoning Ordinance, shall be provided at each vehicular access
point. '
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r. Adjacent street improvements consistent with the City's General Plan including
curb, gutter, sidewalk and bikepaths.
S. Any expansion of medical usage within the complex shall be subject to staff review
of a parking use analysis and may require a revised Planned Development District.
Minor adjustments may be approved by the Director of Planning and Zoning.
t. Payment of Transportation Uniform Mitigation Fees for the new construction shall
be made prior to occupancy permits.
U. The applicant shall install decorative lighting at the project entries.
4. A project review may be held after evaluation of documented concerns based on calls for
police service. The Planning Commission may, at that time of the project review,
recommend to City Council the termination or re-location of certain uses based on the
evaluation of impacts, compliance with conditions, documented concerns, and public
testimony.
5. Designated smoking areas shall be provided in internal areas for the residents of the
transitional housing. The designated smoking areas shall be monitored and cleaned on a
daily basis to ensure that no loitering occurs.
6. The Family Care Center is permitted to offer only the following services:
' Primary care for acute and chronic illness
Family planning
• Prenatal care
• Well child health exams
• Adult and pediatric immunizations
• Communicable disease services
• Cancer screening
• Sexually transmitted disease services
• Prenatal and adolescent family life outreach and case management
• Pregnancy testing
• Parenting education
• Patient health and nutrition education
• HIV/AIDS testing, counseling, and outreach services
• Communicable disease follow-up
• Supplemental Nutrition Program for Women, Infants and Children (WIC)
• Public health nurse home visits
Any other services other than those listed above are strictly prohibited. Any change of use
or addition of services or programs shall require staff review of a parking use analysis and
may require the approval of a revised Planned Development District by the Planning
Commission. Minor adjustments may be approved by the Director of Planning and Zoning.
If documented concerns are received regarding the Family Care Center, the Planning
Commission may impose additional conditions as required in order to reduce adverse
' impacts to surrounding properties.
7. The Family Care Center shall have the following operating hours:
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7 AM to 8 PM, Monday to Friday '
7 AM to 5 PM, Saturday
Any change in the operating hours shall require the approval of revised Planned
Development District by the Planning Commission. If documented concerns are received
regarding the operating hours of the Family Care Center, the Planning Commission may
impose additional conditions as required in order to reduce adverse impacts to surrounding
communities.
8. The generator proposed for the Family Care Center shall only be operated in the event of
an emergency. Location and noise mitigation measures shall be submitted for review as
part of the Final Development Plans.
9. The 85 units of transitional housing are permitted for individuals living with HIV/AIDS and
their families only. Any changes in the special needs client population shall require the
approval of a revised Planned Development District by the Planning Commission.
10. The transitional housing is permitted subject to the review and approval of a management
program to be enforced by the on-site manager. The management program shall be
submitted for review and approval prior to approval of the Final Planned Development
District. If documented concerns are received regarding the transitional housing, the
Planning Commission may impose additional conditions as required in order to reduce
adverse impacts to surrounding properties. '
11. The final development plans shall be submitted in accordance with Section 94.03.00 of the
Zoning Ordinance. Final development plans shall include site plans, building elevations,
floor plans, roof plans, landscape plans, irrigation plans, wall and fence plans, exterior
lighting plans, sign program, mitigation monitoring program, site cross sections, property
development standards and other such documents as required by the Planning
Commission. Final development plans shall be submitted within two (2) years of the City
Council approval of the preliminary planned development district.
The property development standards for the housing component of this project shall be
Section 92.03.00, R-2 Zone, and Section 92.08.00, P Zone.
12. Final landscaping, irrigation,exterior lighting, and wall and fencing plans shall be submitted
for approval by the Department of Planning and Zoning prior to issuance of a building
permit. Landscape plans shall be approved by the Riverside County Agricultural
Commissioner's Office prior to submittal.
GENERAL CONDITIONS
1. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be
submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal
Code for specific requirements.
2. The grading plan shall show the disposition of all cut and fill materials. Limits of site ,
disturbance shall be shown and all disturbed areas shall be fully restored or landscaped.
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3. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk
and/or curb shall have City approved deep root barriers installed per City of Palm Springs
Engineering specifications.
4. Separate architectural approval and permits shall be required for all signs; A detailed sign
program shall be submitted for review and approval by the Planning Commission prior to
issuance of building permits.
5. All materials on the flat portions of the roof shall be earth tone in color.
6. All roof mounted mechanical equipment shall be screened from all possible vantage points
both existing and future per Section 93.03.00 of the Zoning Ordinance. The screening shall
be considered as an element of the overall design and must blend with the architectural
design of the building(s). The exterior elevations and roof plans of the buildings shall
indicate any fixtures or equipment to be located on the roof of the building, the equipment
heights, and type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
7. No exterior downspouts shall be permitted on anyfacade on the proposed building(s)which
are visible from adjacent streets or residential and commercial areas.
8. The design, height,texture and color of building(s),fences and walls shall be submitted for
review and approval prior to issuance of building permits.
' 9. Perimeter walls shall be designed, installed, and maintained in compliance with the corner
cutback requirements as required in Section 93.02.00.D. of the Zoning Code, except as
specifically approved herein (8 foot wall).
10. Construction of any residential unit shall meet minimum soundproofing requirements
prescribed pursuant to Section 1092 and related sections of Title 25 of the California
Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director
of Building and Safety.
11. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor
Lighting Standards, shall be submitted for review and approval by the Director of Planning
and Zoning prior to the issuance of building permits. Manufacturer's cut sheets of all
exterior lighting on the building, in the landscaping,and in the parking lot shall be submitted
for approval prior to issuance of a building permit. If lights are proposed to be mounted on
buildings, down-lights shall be utilized.A photometric study shall be required for all parking
areas, driveways and entries.
12. Parking lot light fixtures shall align with stall striping and shall be located two to three feet
from curb face.
13. Submit plans meeting City standard for approval on the proposed trash and recyclable
materials enclosure prior to issuance of a building permit.
14. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding
public art. The project shall either provide public art or payment of an in lieu fee. In the
case of the in-lieu fee, the fee shall be based upon the total building permit valuation as
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calculated pursuant to the valuation table in the Uniform Building Code, the feeing being
1/2% for commercial projects or 1/4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the public art be
located on the project site, said location shall be reviewed and approved by the Director of
Planning and Zoning and the Public Arts Commission, and the property owner shall enter
into a recorded agreement to maintain the art work and protect the public rights of access
and viewing.
15. No sirens, outside paging or any type of signalization will be permitted, except approved
alarm systems.
16. Vehicles associated with the operation of the proposed) development, including company
vehicles or employee vehicles,shall not be permitted to park off the proposed building site.
17. Priorto the issuance of building permits, locations of all telephone and electrical boxes must
be indicated on the building plans and must be completely screened and located in the
interior of the building. Electrical transformers must be; located toward the interior of the
project maintaining a sufficient distance from the frontage(s) of the project. Said
transformer(s) must be adequately and decoratively screened.
18. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided
every 10 parking spaces. Additional islands may be necessary to comply with shading
requirements in Condition #24, below.
19. Shading requirements for parking lot areas as set forth in Section 93.06.00 of the Zoning '
Ordinance shall be met. Details to be provided with final landscape plan.
20. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated U'
design. Individual wheel stops shall be prohibited;a continuous 6"barrier curb shall provide
wheel stops.
21. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end
parking spaces or end spaces shall be increased to eleven (11)feet wide.
22. Tree wells shall be provided within the parking lot and shall have a planting area of six feet
in diameter/width.
23. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall
be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet
wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces
can share a common walkway. One in every eight(8)handicap accessible spaces, but not
less than one (1), shall be served by an 8 foot walkway on the right side and shall be
designated as "van accessible".
24. Handicapped accessibility shall be indicated on the site plan to include the location of
handicapped parking spaces, the main entrance to the proposed structure and the path of
travel to the main entrance. Consideration shall be given to potential difficulties with the
handicapped accessibility to the building due to the future grading plans for the property. ,
25. Compact and handicapped spaces shall be appropriately marked per Section 9306.00C 10.
26. Curbs shall be installed at a minimum of five (5)feet from face of walls, fences, buildings,
or other structures. Areas that are not part of the maneuvering area shall have curbs
placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining
driveways.
POLICE DEPARTMENT
1. Developer shall comply with Section 11 of Chapter 8.04 of the Palm Springs Municipal Code
BUILDING DEPARTMENT
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE
1. Minimum Access Road Dimensions: Provide a minimum 20 feet unobstructed width. If
parking on one side of the access road is desired, provide an additional 8 foot wide parking
lane with opposing curb marked red with appropriate signage for a total 28 foot width. If
parking on both sides of the access road is desired, provide an 8 foot wide parking lane on
each side of the access road for a total 36 foot width. (902.2.2.1 CFC)
2. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of,150 feet
in length shall be provided with approved provisions forthe turning around of fire apparatus.
The City of Palm Springs approved turn around provision is a cul-de-sac with an outside
turning radius of 43 feet from centerline. (902.2.2.4 CFC)
3. Building or Complex Gate Locking Devices: Locked gate(s)shall be equipped with a KNOX
key switch device or Key box. Contact the fire department at 323-8186 for a KNOX
application form. (902.4 CFC)
4. Location of Knox boxes: A Knox box shall be installed at every locked gate. Show location
of boxes on plan elevation views. Show requirement in plan notes.
5. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required.
6. Water Systems and Hydrants: Underground water mains and fire hydrants shall be
installed, completed, tested and in service prior to the time when combustible materials are
delivered to the construction site. (903 CFC). Prior to final approval of the installation,
contractor shall submit a completed Contractor's Material and Test Certificate to the fire
department. (9-2.1 NFPA 24)
7. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for
every 75 feet of floor or grade travel distance for normal hazards. Show proposed
extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a
visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of
exit travel near an exit door.
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8. Fire Alarm System: Fire Alarm System required. Installation shall comply with the
requirements of NFPA 72.
9. Trash Container Protection: Trash container space is within 5 feet of the building wall.
Provide information on the type and size of trash container to be stored there. If it is a
dumpster with a capacity of 1.5 cubic yards or greater, then the enclosure must be
protected by an approved automatic fire sprinkler. (1103.2.2 CFC)
ENGINEERING
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
1. Any improvements within the street right-of-way require a City of Palm Springs
Encroachment Permit. Work shall be allowed according to Resolution 17950 - Restricting
Street Work on Major and Secondary Thoroughfares.
2. Developer shall obtain State permits and approval of plans for all work done on State
Highway 111 (EAST VISTA CHINO ROAD). A copy of Caltrans requirements shall be
submitted to the City Engineer prior to the issuance of any grading or building permits.
Work shall be coordinated with the Engineering Department pertaining to City of Palm
Springs Resolution 17950 - Restricting. Street Work on Major and Secondary
Thoroughfares,
3. Submit street improvement plans prepared by a Registered Civil Engineer to the
Engineering Department. The plan(s) shall be approved by the City Engineer prior to
issuance of any grading or building permits.
Minimum submittal shall include the following, IF applicable:
A. Copy of signed Conditions of Approval from Planning Department.
B. All agreements and improvement plans approved by City Engineer, IF applicable.
C. Proof of processing dedications of right-of--way, easements, encroachment
agreements/licenses, covenants, reimbursement agreements, etc. required by
these conditions.
NORTH SUNRISE WAY
4. Construct minimum 24 feet wide driveway approaches in accordance with City of Palm
Springs Standard Drawing No. 201.
5. All broken oroff grade CURB, GUTTER, SIDEWALK, CURB RAMPS,SOUTH DRIVEWAY
APPROACH, CROSS GUTTER, SPANDREL AND AC PAVEMENT shall be repaired or '
replaced.
EAST VISTA CHINO ROAD
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6. Remove the existing 8 inch curb and gutter located 32 feet SOUTH of centerline and at the
roadway taper east of the bus turnout and replace with 8 inch curb and gutter located 43
feet SOUTH of centerline along the entire frontage east of the bus turnout, with a 35 foot
radius curb return and spandrel at the SOUTHWEST corner of the intersection of EAST
VISTA CHINO ROAD and NORTH SUNRISE WAY per City of Palm Springs Standard
Drawing No. 200 and 206.
7. Remove the existing cross gutter and construct the WEST half of an 8 feet wide cross
gutter at the southwest corner of the intersection of EAST VISTA CHINO ROAD and
NORTH SUNRISE WAY with a flow line parallel with and 43 feet SOUTH of the centerline
of EAST VISTA CHINO ROAD in accordance with City of Palm Springs Standard Drawing
No. 200 and 206.
8. Remove the existing catch basin atthe southwest corner of the intersection of EAST VISTA
CHINO ROAD and NORTH SUNRISE WAY and reconstruct 43 feet SOUTH of the
centerline of EAST VISTA CHINO ROAD.
9. The existing driveway approach located west of the southwest corner of the intersection of
East Vista Chino Road and North Sunrise Way shall be removed and closed off to eliminate
vehicular access onto East Vista Chino Road.
10. Remove the existing 8 feet wide sidewalk and construct a 12 feet wide combination
sidewalk and bicycle path adjacent to the curb along the entire frontage. The bicycle path
shall be constructed of colored Portland cement concrete. The admixture shall be Desert
Sand, Palm Springs Tan, or approved equal color by the Engineering Division. The
concrete shall receive a broom finish.
11. All broken or off grade CURB, GUTTER, DRIVEWAY APPROACHES, CROSS GUTTER,
SPANDREL, BUS TURNOUT, AND AC PAVEMENT shall be repaired or replaced.
COMMON ACCESS DRIVEWAY
12. Construct a minimum 24 feet wide driveway approach in accordance with City of Palm
Springs Standard Drawing No. 201. The driveway shall be gated for emergency access
only, and rights of access shall be provided to the City of Palm Springs Fire Department,
SANITARY SEWER
13. Connect all sanitary facilities to the City sewer system if not already connected. Laterals
shall not be connected at manholes.
GRADING
14. A copy of a Title Report prepared/updated within the past 3 months and copies of record
documents shall be submitted to the City Engineer with the first submittal of the Grading
Plan.
' 15. Submit a Grading and Paving Plan prepared by a Registered Professional to the
Engineering Department for review and approval. Grading and Paving plan shall be
submitted to the Planning Department for approval to submit for plan check prior to
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Page 15
submittal to the Engineering Department.The PM10 (dust control) Plan shall be submitted '
to and approved by the Building Department prior to approval of this Grading and Paving
plan.The Grading and Paving Plan shall be approved by the City Engineer prior to issuance
of any grading or building permits.
Minimum submittal includes the following:
A. Planning Department approval to submit for plan check
B. Copy of signed Conditions of Approval from Planning Department
C. Copy of Site Plan stamped approved and signed by the Planning Department
D. Copy of Title Report prepared/updated within past 3 months
E. Copy of Soils Report
F. Copy of Hydrology Study
G. Copy of the General Construction Activity Storm Water Permit from the State Water
Resources Control Board (Phone No. 760-346-7491) to the City Engineer prior to
issuance of the grading permit
16. Drainage swales shall be provided adjacent to all curbs and sidewalks-T wide and 6"deep '
-to keep nuisance water from entering the public streets, roadways, or gutters.
17. Developer shall obtain a General Construction Activity Storm Water Permit from the State
Water Resources Control Board (Phone No. (916)-657-0687)and provide a copy of same,
when executed, to the City Engineer prior to issuance of the grading permit.
18, In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the
developer shall post with the City a cash bond of two thousand dollars($2,000.00)per acre
for mitigation measures of erosion/blowsand relating to his property and development.
19. A soils report prepared by a licensed Soils Engineer shall be required for and incorporated
as an integral part of the grading plan for the proposed :site.A copy of the soils report shall
be submitted to the Building Department and to the Engineering Department along with
plans, calculations and other information subject to approval by the City Engineer prior to
the issuance of the grading permit.
20. Contact the Building Department to get information regarding the preparation of the PM10
(dust control) Plan requirements.
21. In cooperation with the Riverside County Agricultural Commissioner and the California
Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading
permits involving a grading plan and involving the export of soil will be required to present
a clearance document from a Department of Food and Agriculture representative in the '
form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas
of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) or a verbal release
from that office prior to the issuance of the City grading permit. The California Department
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Page 16
' of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert(Phone:
760-776-8208).
DRAINAGE
22. The developer shall accept all stormwater runoff passing through and falling onto the site
and conduct this runoff to an approved drainage structure (if available). On-site
retention/detention or other facilities approved by the City Engineer shall be required if off-
site drainage structures are unavailable or cannot contain the increased stormwater runoff
generated by the development of the site. Provide a hydrology study to determine if the
increased stormwater runoff due to development of the site exceeds the capacity of offsite
drainage structures (if any exist), and to determine required stormwater runoff mitigation
measures forthis project. Final detention/retention basin sizing and other stormwater runoff
mitigation measures shall be determined upon review and approval of the hydrology study
by the City Engineer and may require redesign or changes to site configurations consistent
with the findings of the final hydrology study.
23. The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is $9212 per acre per Resolution No. 15189. Fees shall
be paid prior to issuance of a building permit.
' ONSITE
24. The minimum pavement section for all on-site streets/parking areas shall be 2-1/2 inch
asphalt concrete pavement over 4-inch aggregate base with a minimum subgrade of 24
inches at 95% relative compaction, OR equal. The pavement section shall be designed,
using "R" values, determined by a licensed Soils Engineer and submitted with the Fine
Grading Plan to the City Engineer for approval.
25. The on-site parking lot shall be constructed in accordance with City of Palm Springs Zoning
Ordinance, Section 9306.00.
GENERAL
26'. Any utility cuts in the existing off-site pavement made by this development shall receive
trench replacement pavement to match existing pavement plus one additional inch. See
City of Palm Springs Standard Drawing No. 115. Pavement shall be restored to a smooth
rideable surface.
27. All existing utility lines that are less than 35 kV on or adjacent to this project shall be
relocated underground. The location and size of the existing overhead facilities shall be
provided to the Engineering Department along with written confirmation from the involved
utility company(s) that the required deposit to underground the facility(s) has been paid,
prior to issuance of a grading permit.All undergrounding of utilities shall be completed prior
to issuance of a Certificate of Occupancy.
28. All proposed utility lines shall be installed underground.
Page 17
29. All existing utilities shall be shown,on the grading/street plans. The existing and proposed '
service laterals shall be shown from the main line to the property line.
30. The original grading,street,storm drainage, and other improvement plans approved by the
City Engineer shall be documented with record drawing"as-built'information and returned
to the Engineering Department prior to issuance of the certificate of occupancy. Any
modifications or changes to approved improvement plans shall be submitted to the City
Engineer for approval prior to construction.
31. The developer is advised to contact all utility purveyors for detailed requirements for this
project at the earliest possible date.
32. Nothing shall be constructed or planted in the corner cut-off area of any driveway which
does or will exceed the height required to maintain an appropriate sight distance per City
of Palm Springs Zoning Code Section 93.02.00, D.
33. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk
and/or curb shall have City approved deep root barriers installed per City of Palm Springs
Standard Drawing No. 904.
MAP
34. The existing parcels shall be combined or adjusted.The developer shall apply for a lot line
adjustment or parcel map and submit to the Engineering Department for review and '
approval. The application shall be reviewed and approved prior to issuance of certificate of
occupancy.
35. A copy of a Title Report prepared/updated within the past 3 months and copies of record
documents shall be submitted to the City Engineer with the first submittal of the Lot Line
Adjustment.
TRAFFIC
36. The developer shall provide a minimum of 48 inches of sidewalk clearance around all street
furniture, fire hydrants and other above-ground facilities for handicap accessibility. The
developer shall provide same through dedication of additional right-of-way and widening of
the sidewalk or shall be responsible for the relocation of all existing traffic signal/safety light
poles, conduit, pull boxes and all appurtenances located on the NORTH SUNRISE WAY
and EAST VISTA CHINO ROAD frontages of the subject properties.
37. The developer shall replace all damaged, destroyed, or modified pavement legends and
striping that is required by the City Engineer on the NORTH SUNRISE WAY and EAST
VISTA CHINO ROAD frontages prior to issuance of a Certificate of Occupancy.
38. The developer shall be responsible for the relocation and modification of the existing traffic
signal poles,conduit, pull boxes and all appurtenances located on the SOUTHWEST corner
of East Vista Chino Road and North Sunrise Way in accordance with the requirements of '
the City of Palm Springs. A traffic signal modification plan prepared by a registered civil or
traffic engineer shall be submitted to the Engineering Department for review and approval.
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' 39. A 30 inch "STOP"sign and standard "STOP BAR" and "STOP LEGEND" shall be installed
at all egress points from this project per City of Palm Springs Standard Drawing Nos. 620-
626.
40. Construction signing, lighting and barricading shall be provided for on all projects as
required by City Standards or as directed by the City Engineer. As a minimum, all
construction signing, lighting and barricading shall be in accordance with State of California,
Department of Transportation, "MANUAL OF TRAFFIC CONTROLS FOR
CONSTRUCTION AND MAINTENANCE WORK ZONES" dated 1996, or subsequent
additions in force at the time of construction.
41. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid
prior to issuance of building permit.
tion 20672, Page 19
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CASE NO. 5.0934 - PD-281 DESCRIPTION
Appl[APPLICANT redesignate prop'
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a PD ment for 85 ,
redesignate prop:from P to M15 and a PD for 85
Desert Aids Project transitional housing units and a 36,891 square foot
Family Care Center located at the SW corner of
of Vista Chino and Sunrise Way,Zone P and R-2,
Section 11.�MNV .
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